Extensions over a garage in Llandrindod Wells

The basics for Llandrindod Wells at a glance.

Postcode districts: LD1 and LD6
County / area: Powys, Wales
Price region: Wales
Guide price: £29,000–£42,000 (£1,610–£2,350 per m²)
Approval route: Can be permitted development in Wales if it is 10.5 m from the side boundary, set back 1 m from the front and doesn't widen the house by more than half; otherwise planning permission.
Nearest towns: Builth Wells (6.5 miles), Knighton (15.7 miles), Llanidloes (15.9 miles)
Distance to Newtown: about 19.3 miles
First visit: Free, no obligation

About an extension over a garage

An extension over a garage suits you if you have an attached single garage beside the house and need an extra bedroom or a larger main bedroom with an en-suite. You get an inspection of the garage structure, a design that matches the house, the approvals your nation needs, structural design, building regulations approval and the build, carried out by vetted teams working under S&K.

Around Llandrindod Wells we also work in Builth Wells, Knighton and Llanidloes, and across the rest of Powys. Postcode districts in and near Llandrindod Wells: LD1 and LD6.

What it costs in Llandrindod Wells

In Wales, which includes Llandrindod Wells, we'd expect an extension over a garage to cost around £29,000–£42,000 for 3 m × 6 m of new first-floor space (18 m²), or £1,610–£2,350 per m² including VAT. Steelwork for wide openings is the item most likely to move the figure; we'll know once the engineer has designed it.

Spec	Per m²	3 m × 6 m of new first-floor space (18 m²)
Essential	£1,480–£2,160 per m²	£26,500–£39,000
Standard	£1,610–£2,350 per m²	£29,000–£42,000
Premium	£1,930–£2,820 per m²	£35,000–£50,500

Planning and building regulations in Llandrindod Wells

In Wales, building over a side garage can be permitted development if the result is at least 10.5 m from the boundary opposite the side wall, set back at least 1 m from the front of the house and does not widen the house by more than 50%. Garages close to the boundary usually fail these tests, so a householder application costing £585 is often needed.

Approval in Wales: Householder planning application: £585. Councils normally decide householder applications within 8 weeks.

Building regulations: Building regulations approval under the Welsh Approved Documents, which differ from England's in places (notably energy efficiency).

Design points for Llandrindod Wells homes

Floor levels and headroom

Garage floors are often lower than the house, and the new first floor may not line up with the existing landing. We set the floor level to avoid awkward steps upstairs, while keeping enough headroom in the garage below for a car or storage.

Checking the garage foundations

Garages are often built on shallow strip footings sized for a single-storey wall and a light roof. A trial hole shows their depth and condition, and the engineer decides whether they can carry two storeys or need underpinning or new foundations inside the garage.

How we'd run your project

Understand the brief
At your home in Llandrindod Wells we agree what you need: bedroom count, bathroom, kitchen space, and how much garden you want to keep.
Drawings and permission
Our designers produce plans and elevations, then we take care of planning or permitted development checks with the council covering Llandrindod Wells.
Structure and building control
A structural engineer sizes the foundations and steels, and we get building regulations approval before work starts.
Build
Foundations, walls, floor, roof, windows, then first and second fix. We break through into the house as late as we can.

Questions about extensions over a garage in Llandrindod Wells

How much does an extension over a garage cost in Llandrindod Wells?

Our guide for Wales, which covers Llandrindod Wells, is £1,610–£2,350 per m² including VAT. A typical project with 3 m × 6 m of new first-floor space (18 m²) comes to about £29,000–£42,000. Design and approval fees are extra, and we fix the build price in writing once the design is agreed.

How long does an extension over a garage take?

Allow 4 to 8 weeks for survey and design, then the approval period (councils normally decide householder applications within 8 weeks), then 4 to 8 weeks of technical design, which can overlap. The build itself usually takes 14 to 20 weeks, longer for large or complex designs.

Do I need planning permission for an extension over a garage in Llandrindod Wells?

Llandrindod Wells is in Wales, so Wales planning rules apply. Can be permitted development in Wales if it is 10.5 m from the side boundary, set back 1 m from the front and doesn't widen the house by more than half; otherwise planning permission. If in doubt, a lawful development certificate or a planning application gives you certainty before you build.

Do I need to convert the garage as well?

No. You can keep the garage for parking or storage and build only the room above, as long as the floor between them and any door into the house meet fire separation rules. Converting the garage at the same time is often good value, because the walls and foundations may be upgraded anyway.

Can my garage take a room on top?

Sometimes, but it needs checking. Many garages are built on shallow footings with thin walls, designed only for a single storey. We dig a trial hole and inspect the walls, and the structural engineer decides whether to reuse them, strengthen them, underpin the footings or build new foundations inside the garage.

Nearby

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Other extensions in Llandrindod Wells

All two-storey extension services in Llandrindod Wells · Extensions over a garage across Powys

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